73 Christian Hill Rd · Great Barrington, MA 01230

$650,000

5 bd · 4.0 ba · 2,499 sqft · MultiFamily public records · 98 Days on market

Built 1900 0.63 ac lot $260/sqft · 27% above area Est $512k · 27% over

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +6.7/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Investors zoom in on this property, we have an income producing property. 3 of the 4 units are rented and all tenants are all current. The 4th unit is open for one more tenant. Property has been remodeled, we have a new roof with warranty, foundation work to reinforce this property, new floors in all the units, bathrooms are renovated, the entire interior has been repainted, Kitchen remodel, New stove and refrigerator, New heating circulator pumps installed for all units, necessary plumbing upgrades throughout.

Key facts

• 0.63 acre lot
• Built 1900
• Listed 98 days

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath multifamily listed at $650k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $650k).
• Recommended offer: $592k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 1.0% in Great Barrington — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#50 in MA, #2,550 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime A-, commute A-; Watch: schools C-, employment C-, cost of living F.
• Berkshire Hills (rural): math 33% / reading 49% proficiency, ranked #197 of 302 in MA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 121 active listings in the ZIP; 130 units permitted in Berkshire County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $20k of value loss. Plan a longer hold.
• Berkshire County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $182k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($592k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $355k; list at $650k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $591,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.61%
• DSCR: 1.56
• GRM: 7.1

CMA / ARV

• ARV (median comp): $511,764
• List price: $650,000
• Delta: 27.01%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $16,341
• Equity at exit: $96,917

10-year hold

• IRR: 11.9%
• Equity multiple: 1.94×
• Total profit: $170,504
• Equity at exit: $56,200

Cash invested: $182,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 20 Strongly Tenant-Friendly
• State Massachusetts: 20 Strongly Tenant-Friendly · D+15
• County: — inherits STATE
• City: — inherits STATE

Cambridge / Boston historically rent-controlled (preempted 1994 but consideration ongoing); strong tenant protections; court backlogs.

Methodology + full state rankings →

ZIP-level market 01230

• Home prices YoY: -22.6%
• Active inventory: 121
• Price-to-rent: 28.6×

Monthly cashflow live

• Estimated rent: $7,580 medium
• Mortgage (P&I): −$3,409
• Tax from tax record: −$396 /mo · $4,754/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,592
• Net cashflow: $1,913

Break-even live

Break-even rent $5,159

Max offer price $650,000

Occupancy floor 70%

Sensitivity live

Price	-10% $2,280	-5% $2,097	+0% $1,913	+5% $1,729	+10% $1,545
Rent	-10% $1,314	-5% $1,613	+0% $1,913	+5% $2,212	+10% $2,511
Rate	-1.0pp $2,240	-0.5pp $2,078	base $1,913	+0.5pp $1,744	+1.0pp $1,573

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$7,580
Total (4 units)			$7,580

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-14
   status Pending 516-char remark

   Show marketing remark (516 chars)

   Investors zoom in on this property, we have an income producing property. 3 of the 4 units are rented and all tenants are all current. The 4th unit is open for one more tenant. Property has been remodeled, we have a new roof with warranty, foundation work to reinforce this property, new floors in all the units, bathrooms are renovated, the entire interior has been repainted, Kitchen remodel, New stove and refrigerator, New heating circulator pumps installed for all units, necessary plumbing upgrades throughout.

2. 2026-02-05
   listed $650,000 Active 516-char remark

   Show marketing remark (516 chars)

   Investors zoom in on this property, we have an income producing property. 3 of the 4 units are rented and all tenants are all current. The 4th unit is open for one more tenant. Property has been remodeled, we have a new roof with warranty, foundation work to reinforce this property, new floors in all the units, bathrooms are renovated, the entire interior has been repainted, Kitchen remodel, New stove and refrigerator, New heating circulator pumps installed for all units, necessary plumbing upgrades throughout.

3. 2026-02-04
   historical $650,000 516-char remark

   Show marketing remark (516 chars)

   Investors zoom in on this property, we have an income producing property. 3 of the 4 units are rented and all tenants are all current. The 4th unit is open for one more tenant. Property has been remodeled, we have a new roof with warranty, foundation work to reinforce this property, new floors in all the units, bathrooms are renovated, the entire interior has been repainted, Kitchen remodel, New stove and refrigerator, New heating circulator pumps installed for all units, necessary plumbing upgrades throughout.

4. 2025-01-24
   soldstatus $355,000 Closed 231-char remark

   Show marketing remark (231 chars)

   Attention Investors. A rare 4-unit apartment complex; walk-to-town or Mansfield Lake in Great Barrington. All tenants are month to month, public utilities, and plenty of parking. One unit recently vacated and ready for renovation.

5. 2024-11-23
   status Pending 231-char remark

   Show marketing remark (231 chars)

   Attention Investors. A rare 4-unit apartment complex; walk-to-town or Mansfield Lake in Great Barrington. All tenants are month to month, public utilities, and plenty of parking. One unit recently vacated and ready for renovation.

6. 2024-11-14
   listed $365,000 Active 231-char remark

   Show marketing remark (231 chars)

   Attention Investors. A rare 4-unit apartment complex; walk-to-town or Mansfield Lake in Great Barrington. All tenants are month to month, public utilities, and plenty of parking. One unit recently vacated and ready for renovation.

7. 2022-10-05
   historical
8. 2022-09-19
   listed $495,000 Active
9. 2019-02-15
   soldstatus $308,000
10. 2018-03-16
    listed $345,000
11. 2005-11-30
    soldstatus $250,000
12. 2005-11-30
    soldstatus $250,000
13. 2005-06-07
    historical
14. 2004-09-07
    listed $279,000
15. 2004-09-07
    listed $325,000
16. 1991-10-04
    soldstatus $93,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MA · Partial reset (capped growth)

• Current annual tax: $4,754 · $396/mo
• Projected year-2 tax: $6,374 · $531/mo
• Expected delta: +$1,620/yr (+$135/mo · 34.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $90,960
• − Mortgage interest: −$36,410
• − Property taxes: −$4,754
• − Insurance: −$3,250
• − Repairs & maintenance: −$7,277
• − Management: −$7,277
• − Depreciation: −$18,909
• Taxable income: $13,083
• Est. tax owed @ 24.0%: −$3,140
• After-tax cash flow: $19,810/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Berkshire Hills
• NCES district ID: 2502530
• Math proficiency: 33% ▼ -14.00%
• Reading proficiency: 49% ▼ -5.00%
• Median HH income: $54,413
• Composite: 35.69/100
• National rank: #4868
• State rank: #197 of 302 in MA

Livability — Great Barrington

• Score: 78/100
• State rank: #50
• US rank: #2550

Category grades

Amenities B Commute A- Cost of living F Crime A- Employment C- Housing C Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Great Barrington, MA
• Population (ZIP): 8,813

Population outlook (Berkshire County) Hauer SSP2

• Today (2025): 119,723 people
• By 2030: 114,608 · -4.3%
• By 2040: 102,806 · -14.1%
• By 2050: 91,305 · -23.7%
• By 2075: 71,517 · -40.3%
• By 2100: 57,988 · -51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 5% Black 2%
• Common ancestry: Romanian 8% Lithuanian 3% Slovak 2%
• Foreign-born: 9% · Canada, Jamaica, China
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Berkshire

• 2024 margin: Solid D (+39.9) · D 68.9% · R 29.0% · Other 2.1%
• 2008→2024 swing: -12.5pp toward R · 2008: 52.4pp · 2024: 39.9pp
• All cycles: 2024: D+39.9 2020: D+47.1 2016: D+41.5 2012: D+53.7 2008: D+52.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.21%
• Current HPI: 337.2081
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.28%
• F500 in state: 38

Industry mix (Fortune 500 HQ in MA)

Industry	F500 HQs	Revenue
▸Technology	3	$17B
▸Insurance	2	$84B
▸Retail	2	$76B
▸Life Sciences	1	$43B
▸Energy Technology	1	$31B
▸Aerospace / Defense	1	$18B

Price history

+598.9% since first listed

16 events — show timeline

• 2026-05-14 Pending — BCMLS
• 2026-02-05 Listed $650,000 BCMLS
• 2026-02-04 Coming Soon $650,000 BCMLS
• 2025-01-24 Sold (MLS) $355,000 BCMLS
• 2024-11-23 Pending — BCMLS
• 2024-11-14 Listed $365,000 BCMLS
• 2022-10-05 Listing Removed — BCMLS
• 2022-09-19 Listed $495,000 BCMLS
• 2019-02-15 Sold (MLS) $308,000 BCMLS
• 2018-03-16 Listed $345,000 BCMLS
• 2005-11-30 Sold (Public Records) $250,000 Public Records
• 2005-11-30 Sold (MLS) $250,000 BCMLS
• 2005-06-07 Listing Removed — BCMLS
• 2004-09-07 Listed $325,000 BCMLS
• 2004-09-07 Listed $279,000 BCMLS
• 1991-10-04 Sold (Public Records) $93,000 Public Records

Property tax history

+2.1%/yr

Latest (2022): $4,754 · -13.2% YoY. Source: county tax records.